Approaching a bank for funding

[Evan Major]

A local investor whom i've gotten to know over the years is looking to unload his properties, 4  properties 16 total units. Cap rate he's looking for is low (5-6%) I'm hoping to talk him up to 8%. My question is I'm cash strapped right now and need financing, how can i approach a bank to get 100% financing? has anyone done this? What are the best strategies?

These units are in a very desirable area and i don't want them to hit the market. In addition they are all adjoining (or across the street) my current 4 unit. 

Current situation;

1 - 4 unit, cash flow positive, needs updating have decent equity

1 - 3 unit, cash flow positive, owned through a partnership, there are restrictions for pulling $$ out

1- 2 unit, cash purchase, only one unit rented rehabbing the second. once complete (May '16) will mortgage the equity balance.

Thanks in advance!